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Home My WebLink AboutLanark RZ RecsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 STAFF REPORT 1. SUIVIlVIARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, Patrick McKeegan, is requesting a Rezone (RZ) from the I-L to the C-G zoning district fora 2.20 acre site. There are two existing structures on the site and no new development or uses are proposed at this time. The site is located at 3131 and 3163 E. Lanark Street, on the southwest corner of N. Eagle Road and Lanark Street. 2. SiTMMARY RECOMMENDATION Staff has provided a detailed analysis of the requested RZ application below. Staff recommends approval of the subject rezone request (RZ-08-006) as presented in the staff report with a Development Agreement, based on the Findings listed in Ezhibit D of this staff report. The Meridian Planning & Zoning Commission heard this item on November 6 2008 At the public hearing they moved to recommend approval of the subiect RZ reauest a. Summary of Commission Public Hearin: i. In favor: Patrick McKee~an ii. In opposition: None iii. Commentin: None iv. Written testimony: None v. Staff presentin application: Bill Parsons vi. Other staff commenting on application: Anna Cannin b. Kev Issue(s) of Discussion by Commission: i. The specific li~htine standards required by the Eagle Road Corridor Study ii. Additional landscapin is required on the site to comply with current UDC standards• iii. The applicant is not required to install a 35' wide landscape buffer adiacent to Eagle Road; c. Kev Commission Chance(s) to Staff Recommendation: i. Add a DA provision that the applicant is not required to construct a 35-foot wide landscape buffer along Eagle Road; d. Outstandinc Issue(s) for City Council: i. Clarification that a CZC is required for the e~stinc business (Sleep with Grace), and all future tenants, for a change in use from industrial to commercial 3. PROPOSED MOTIONS Approval After considering all Staff, Applicant, and public testimony, I move to approve File Number RZ-08- Lanark Property RZ-08-006 Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 006, as presented in the staff report for the hearing date of December 2, 2008, with the following modifications to the conditions of approval: (add any proposed modifications). Denial After considering all Staff, Applicant, and public testimony, I move to deny File Number RZ-08-006, as presented during the hearing on December 2, 2008, for the following reasons: (you must state specific reasons for denial and what the applicant could do to obtain your approval in the future). Continuance After considering all Staff, Applicant, and public testimony, I move to continue File Number RZ-08- 006 to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 3131 and 3163 E. Lanark Street Located in the southeast % of Section 8, Township 3 North, Range 1 East b. Owner: 3131 Lanark, LLC and 3163 Lanark, LLC 4696 Overland Road, Ste. 152 Boise, ID 83705 c. Applicant /Contact: Patrick McKeegan, McKeegan Architects 280 N. Latah, Ste. 100 Boise, ID 83706 d. Present Zoning: I-L (Light Industrial) e. Present Comprehensive Plan Designation: Industrial f. Description of Applicant's Request: The Applicant is requesting a Rezone of 2.20 acres from the I-L to the C-G zoning district. No new development or uses are proposed at this time. g. Applicant's Statement/Justification (reference submittal material): Taken from the applicant's narrative, "When the property was originally zoned I-L many years ago, the growth and extent of retail uses along Eagle Road were not anticipated. Since then it has become apparent that retail and office uses offer an attractive buffer between Eagle Road and the industrial uses back from the street. As a major entry corridor in Meridian, office and retail uses, with the higher design standards, should be the desired use to provide an attractive impression for residents and visitors." See applicant's narrative submitted with the application for more information. 5. PROCESS FACTS a. The subject application will, in fact, constitute a rezone as determined by City Ordinance. By reason of the provisions of Idaho Code, Title 67, Chapter 65, and UDC 11-SA-2D, a public hearing is required before the Planning and Zoning Commission and City Council on this matter. b. Newspaper notifications published on: October 20, 2008 and November 3, 2008 (Commission); November 3. and 17, 2008 (Gifu Council) Lanark Property RZ-08-006 Page 2 tt~ .i' t : ~' k'3 y, Zi '," 2 ;¢.a; ++ t ¢~ J~' 1 ; ~ ! 4 .; ~ ;~s?•a- ,s 1~,A . ~E' ~ ~ %. . , .! 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Radius notices mailed to properties within 300 feet on: October 10, 2008 (Commission); October 24, 2008 (Gifu Council) d. Applicant posted notice on site by: October 22, 2008 (Commission); November 20, 2008, (City Council 6. LAND USE a. Existing Land Use(s): There is currently a vacant 6,500 square foot building on the southern portion of this site that the applicant proposes to market for commercial uses along with an existing 12,000+/- square foot multi-tenant building to the north. Currently, the multi-tenant building houses a bedding and mattress company; the rest of the tenant spaces are vacant. b. Description of Character of Surrounding Area: The surrounding area consists of retail & industrial uses and commercial & industrial zoned vacant land. c. Adjacent Land Use and Zoning 1. North: Vacant land, zoned C-G 2. East: Eagle Road and retail (R.C. Willey's), zoned C-G 3. South: Vacant land, zoned I-L 4. West: Industrial uses, zoned I-L d. History of Previous Actions: • This property was previously platted as Lots 1 & 2, Block 2, of Olson & Bush Industrial Park subdivision. • A Record of Survey (#7190) was recorded in 2005 as Instrument Number 105198226 that changed the configuration of Lots 1 and 2, Block 2. • A Certificate of Zoning Compliance (CZC-OS-099) was approved in 2005 fora 6,000 square foot office/warehouse building on the southern portion of this site. Note: If the subject RZ request is approved, a CZC will be required for a change in use of the site from an off ce/warehouse use to a commercial use. e. Existing Constraints and Opportunities 1. Public Works Location of sewer: Existing building already serviced. Location of water: Existing building already serviced. Issues or concerns: None 2. Vegetation: There is some existing landscaping within the parking lot area on this site (the street buffer along Eagle Road does not contain landscaping as it lies on a substantial grade). 3. Floodplain: N/A 4. Canals/Ditches Irrigation: N/A 5. Hazards: N/A 6. Existing Zoning: I-L (Light Industrial) 7. Property Size: 2.20 acres f. Landscaping: Landscaping is not required with the subject RZ application; however, landscaping Lanark Property RZ-08-006 Page 3 : } a t :,: 7 .. 1" t [ 1 ) 4 Y ~~ ~ , : ; YY ; ~' :' : : ~ ~ ~ . '.~:' X31. - ~a> : F' ° [ ~t K ; i , ` ~. ~ ~ ~ .7 € : i k , . ~ . ~ y N ~ f ~ !' , ~ -. € ~.. ,.`~ : ' ~:e i. i> I TTTT Y ~,~. .1'~~:j a ~. ~ . .... ~~, ~~~ , . , ., i t• }y`!~' ~f rt E , x 3 t `3 J € i . ; 9i < . .{. . - . •i : . ....j:_ : . ,. ,s .. ...... . - . . . . . r F , ... '. % ..'':.;: `. ::~. .: - [ : "' " t ~~ ,{ 5'f~ ~ ~ I n„ ! ' .. Y .::3 • ~ u +e ' :.' . . ~ E ... F ~,. ., E t . ~ .e... . . . : ...; .; .:.. . 4 J . ~ .., ,. ., . . , : { :'F " .. .. .` :# , : ii. };? S 7 ~~ E ~ :s . .: s,:: t ~ , . , ~ . . t . . . a. . . . ' . ~~ ~ A „ ~ ~ ~ . M~ f ~. 2 Yf p .s 7 '{C F ~ ' { ~ •~ ~ ' t i~ ~ I E 1 " ? i " .' ; 1 ~ 1~' .T' .~ ~ ~ I {x . 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Res ~i F { $ 3 ~.4. f_'. ~ [ 3 i 3~~ .: $" .. , { ~ ~ r§::~ J; tx~ f .. ~.f ._ _ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 in accordance with UDC standards will be required with approval of any future Conditional Use Permit or Certificate of Zoning Compliance application. g. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this site is provided from N. Eagle Road via Lanark Street. No new access points or streets are proposed or approved with this application. 7. COMMENTS MEETING On October 16, 2008, a joint agency and departments meeting was held with service providers in this area. The agencies and departments present included: Meridian Fire Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included comments, conditions, and recommended actions in Exhibit B below. 8. COMPREHENSIVE PLAN POLICIES AND GOALS The Comprehensive Plan Future Land Use Map designates the subject property as "Industrial." The land use categories and locations depicted on the map are conceptual. For this reason, the Planning Director has determined that the proposed C-G zoning district is generally consistent with the Comprehensive Plan because of the adjacent commercial uses and zoning to the north and east of the subject property and because of the property's location on Eagle Road. Further, Planning Staff believes that commercial uses are more appropriate than industrial uses adjacent to transportation corridors such as Eagle Road for aesthetic reasons. For this reason, an amendment to the future land use map is not requested nor is it considered necessary by the Planning Director for the rezone request to the C-G zoning district. However, the Commission and Council should also determine if the applicant's request is appropriate and in the best interest of the City. Staff fords that the request generally conforms to the stated purpose and intent of the Comprehensive Plan. Staff fords the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): • "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV, Objective D, Action item 2) Although the subject property is located adjacent to Eagle Road, an arterial street, no new access points are proposed or approved to Eagle Road with this application. Access to the site exists from Lanark Street. • "Permit new ...commercial development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (Chapter IV, Goal I, Obj. A, #6) This property is already within the City and sanitary sewer and water have already been provided to this site. • "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal 1, Objective B) Staff believes that rezoning this property to C-G will contribute to the variety of uses in this part of the City and will serve as an aesthetic buffer between Eagle Road and the industrial uses to the west of this site. Lanark Property RZ-08-006 Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 • Encourage compatible uses to minimize conflicts and maximize use of land. (Chapter VII, Goal IV) The area surrounding this property consists of industrial and commercial uses. Staff believes that the proposed commercial use of this property will be compatible with other existing commercial uses adjacent to Eagle Road. Staff believes that the proposed C-G zoning is consistent with the Comprehensive Plan and is compatible with the surrounding uses. Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when determining if the applicant's request is appropriate for this property. 9. ZONING ORDINANCE a. Allowed Uses in Commercial Districts: UDC Table 11-2B-2 lists the permitted, accessory, and conditional uses in the C-G zoning district. b. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail and service needs of the community in accord with the Meridian comprehensive plan. Four districts (C-N, C-C, C-G, and L-O) are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: Staff is generally supportive of the proposed RZ request as presented in the staff report, with the following comments: Rezone (RZ): The applicant is requesting to rezone 2.20 acres from the I-L to the C-G zoning district in order to market the site for commercial uses. No new development or uses are proposed on the subject property at this time. The property's current I-L zoning allows for industrial type uses. Currently, the multi-tenant building houses a bedding and mattress company (Sleep with Grace); the rest of the tenant spaces are vacant. The tenant space for the mattress company consists of approximately 9,000 square feet; 6,000 square feet of which is used for a retail showroom. As it currently operates, the mattress company would be a permitted use in the proposed C-G district. If the rezone is approved, the applicant would be required to apply for a Certificate of Zoning Compliance for a change in use, prior to commencement of a new use. The subject property consists of two lots (Lots 1 & 2, Block 2) in Olson & Bush Industrial Park. A Record of Survey (ROS) (#7190) was recorded in 2005 that changed the configuration of the lot lines to its current configuration. The ROS depicts the northwest property as Parcel A and the southeast property as Parcel B. The legal description for the proposed rezone submitted with the application (prepared on October 4, 2007, by Timothy J. Fox, PLS) shows the property within the existing corporate boundary of the City of Meridian (see Exhibit C). Future Uses: UDC Table 11-2B-21ists the permitted, accessory, and conditional uses in the C-G zoning district. Staff has reviewed the list of allowable uses in the C-G district and believes all are acceptable uses for this site except for a drinking establishment. Staff believes that the site is too small and does not have enough off-street parking to accommodate this type of use. For this reason, Staff is recommending a DA provision that a drinlang establishment use be prohibited on the site. Lanark Property RZ-08-006 Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 Access: Access. to the site is provided from Eagle Road via Lanark Street. No new access points to this site are requested or approved with this application. Direct access to Eagle Road is prohibited. Parking: In commercial districts, the UDC (11-3C-6) requires one vehicle space to be provided for every 500 square feet of gross floor area. The existing structures on the site consist of 18,676 square feet collectively. Therefore 37 parking spaces are required per UDC requirements; 69 parking spaces (including 3 compact spaces) are provided on the site. The existing parking exceeds that required by the UDC. Trash Enclosure: There is an existing trash enclosure on the site that is enclosed by a chain link fence with slats for screening. The UDC does not allow slats as a screening material or chain link fencing in commercial districts. Staff is including a DA provision for the Applicant to construct a trash enclosure around the dumpster that complements the overall design of the buildings on the site so that the visual impact of the dumpster is fully contained and out of view. Sidewalks: Currently, there is not a sidewalk adjacent to Lanark Street. The UDC (11-3A-17) requires a minimum 5-foot wide sidewalk to be constructed on the south side of Lanark along the northern boundary of this site. Staff is including a DA provision for the applicant to construct a sidewalk adjacent to Lanark Street in accordance with the aforementioned standards. Multi-Use Pathway: All developments adjacent to State Highway 55 (Eagle Road) are required to construct a 10-foot wide multi-use pathway adjacent to the state highway in compliance with UDC 11-3H-4C3. Staff is including a DA provision for the applicant to construct a 10-foot wide pathway on the west side of Eagle Road along the full length of the east boundary of the subject property. Said pathway shall be constructed within the right-of--way or a public use easement and street lights shall be installed consistent with the Eagle Road Corridor Study. Coordinate the enact location of the pathway with ITD staff. Landscaping: The site development plan submitted by the applicant depicts current tree/bush locations; however, is not a detailed plan (does not show a plant schedule). Per UDC 11-SB-1, with the establishment of a new use, the applicant is required to comply with current UDC development standards. Staff has visited the site and reviewed the site development plan submitted with this application and found the existing landscaping does not comply with many of the current standards such as: Typically, a 35-foot wide landscaped street buffer would be required along Eagle Road, an entryway corridor. However, in this case, the Idaho Transportation Department does not encourage landscaping within the right-of--way because it may need to be removed because of highway improvements and/or maintenance (see letter from TTD in Exhibit A.4). They (ITD) do not replace or repair the landscaping in these instances. Further, landscaping within the right-of--way requires maintenance and this would need to be done by someone other then ITD personnel and they prefer not to have non-ITD personnel working in the right-of--way. Landscaping within the right-of--way requires approval of a permit to do so; however, ITD discourages this if possible. For this reason, staff is not requiring the applicant to install landscaping within the buffer adjacent to Eagle Road The entire buffer width is still required for setback purposes, but landscaping is not required • Per UDC Table 11-2B-3, a 10-foot wide street buffer is required along Lanark Street in compliance with the standards listed in UDC 11-3B-7 and 11-3B-5. A buffer currently exists on the site; however, additional landscaping (trees and vegetative groundcover) is required in compliance with the aforementioned sections of the UDC. Lanark Property RZ-08-006 Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 • Parking lot landscaping is required in accordance with the standards listed in UDC 11- 3B-7. Staff has reviewed the site development plan and several additional trees are required to be installed within the planter islands and perimeter landscape buffer along with vegetative groundcover to meet current UDC standards. Required landscape areas are required to be at least 70% covered with vegetation at maturity with mulch used under and around the plants; gravel is not allowed as mulch. Remove and replace some/all of the gravel with vegetative groundcover in accordance with the aforementioned requirement Additionally, all planter islands shall be a minimum of S feet in width, measure inside curbs and planter islands shall be placed at the ends of rows of parking; one planter island, located at the southeast corner of the multi-tenant building, is below the required width. A revised site/landscape plan that meets current UDC standards as discussed above and as detailed in the UDC, should be submitted with any Conditional Use Permit or Certificate of Zoning Compliance application for the change is use of this site. Elevations: Elevations of the existing buildings were submitted with this application and are included as Exhibit A.3 in this report. Design Standards: Because this site is located adjacent to an entryway corridor, it is subject to the design standards listed in UDC 11-3A-19C. The applicant is required to submit a Design Review application with any future development application (Conditional Use Permit or Certificate of Zoning Compliance) for this site. Certificate of Zoning Compliance: The purpose of a Certificate of Zoning Compliance (CZC) permit is to ensure that all construction, alterations and/or the establishment of a new use complies with all of the provisions of the UDC before any work on the structure is started and/or the use is established (UDC 11-SB-lA). To ensure that all of the DA provisions listed in Exhibit B are complied with, the Applicant will be required to obtain CZC approval from the Planning Department prior to establishment of the new use. All improvements must be installed prior to occupancy. Because this site is located adjacent to an entryway corridor, compliance with the design standards listed in UDC 11-3A-19C is required. Design Review approval should be requested concurrently with the CZC application. Development Agreement: UDC 11-SB-3D2 provides the Planning & Zoning Commission and City Council the authority to require a property owner to enter into a Development Agreement (DA) with the City of Meridian that may require some written commitment for all future uses. In this instance, staff believes that a Development Agreement is necessary because a specific land use is not proposed at this time and to ensure that this property is developed in a fashion that is consistent with the comprehensive plan and does not negatively impact nearby properties. If the Commission or Council feel that additional development agreement provisions are necessary, staff recommends a clear outline of the commitments of the developer being required. Prior to rezone ordinance approval, a DA shall be entered into between the City of Meridian, property owner (at the time of rezone ordinance adoption), and the developer. The applicant shall contact the City Attorney, Bill Nary, at 898-5506 to initiate this process. The DA shall incorporate at least the following: • Allowed uses on the subject property shall be as listed in UDC Table 11-2B-2 for the C- Gdistrict, except that drinking establishment uses shall be prohibited. • Anew trash enclosure shall be constructed around the dumpster that complements the overall design of the buildings on the site so that the visual impact of the dumpster is Lanark Property RZ-08-006 Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 fully contained and out of view from adjacent properties and public streets (UDC 11-3A- 12B). Chainlinkfencing, with or without slats does not qualify as a screening material, per UDC 11-3B-SM. • Construct a minimum 5-foot wide sidewalk adjacent to Lanark Street along the north boundary of this site in accordance with the standards listed in UDC 11-3A-17. • Construct a 10-foot wide multi-use pathway on the west side of Eagle Road along the fizll length of the east boundary of the subject property, per UDC 11-3H-4C3. Said pathway shall be constructed within the right-of--way or a public use easement and street lights shall be installed consistent with the Eagle Road Corridor Study. Coordinate the exact location of the pathway with TTD staff. • With the establishment of a new use(s) on this site, the applicant shall comply with all current UDC standards. • The Fire Department requires any roadway greater than 150 feet in length that is not provided with an outlet to have an approved turn around. Currently, the site does not have an approved turn around. The applicant shall submit written approval from the Fire Department of an approved turn around with submittal of the Certificate of Zoning Compliance application. • A Design Review application shall be submitted with any future development application (Conditional Use Permit or Certificate of Zoning Compliance) for this site. • A Certificate of Zoning Compliance application is required to be submitted for a change in use of the site, prior to commencement of the new use. All required improvements shall be installed prior to occupancy. b. Staff Recommendation: Staff recommends approval of RZ-08-006 with a Development Agreement, based on the Findings listed in Exhibit D and DA provisions listed in Exhibit B of the staff report. The Meridian Planning & Zoning Commission heard this item on November 6 2008. At the public hearing they moved to recommend approval of the subiect RZ reauest 11. EXHIBITS A. Drawings/Other Documents 1. Vicinity/Zoning Map 2. Site Plan 3. Building Elevations (Existing Structures) 4. Letter from the Idaho Transportation Department Regarding Street Buffer Landscaping along Eagle Road B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company Lanark Property RZ-08-006 Page 8 r, I~ ~~ Ei 'I {i CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 7. Ada County Highway District 8. Idaho Transportation Department C. Legal Description & Exhibit Map D. Required Findings from the Unified Development Code Lanazk Property RZ-08-006 3y r, ~ { . r; ~ j ! 7 t'~.. r T~ii ~ {.; ~~ ~ ~ 7 r ~ ~' ~ ~ ~. 1 ~'` i Q ~ l ~ ~_ , ~ ~~ ~ ~ a.. ~ k k P .. ~ ~ ~ . ~ Page 9 ~ I ~ i ~ e~ t ~. ~ ~,.:t ~ j...~i d I _~ !f S ~z ~f 1 ,_ ~ ,, r ~ t~ 1~ Ey I t ~ ~ [' ~ ` ~ f ~+ S fig ~ ~ ~ .~ t ~ I f; b ~ ~ ~ .f; .~ Y ~ , ':{ ASS ~ { r t ~ ~ ~ }p j} ~ ~, ~ ~~.- jjj - a 1' ~ J } y E F ~ t' I i { 1 k~,; ~~ ~` ~ ~~~yj~_ ~ <1 ; ~I , CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 A. Drawings 1. Vicinity /Zoning Map Exhibit A Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 2. Site Plan ~x~ w !.I ~ 8:1114'.:. .... k~:.: r. >. i pia rid. as rc.. ... .w 6:.R ii! A G 1 .1"P yii~1 ~ .. ,v, to Exhibit A Page 1 ~ ~s=. 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' ~,§:; t.' ; k . ~ . ~w < r, nc 'TS f. 4 ^.R: c "eq' . ':'~ P• 1. 4 ~i4 1 ' 1 fi ; 1 ik . 7. 3 7. & . .. :~' A - ` t.`. i fY i : y ~ ~ Y , ttr t ... IjL . . .~. ~ x . r . . 1Y :'f. 't, ~L~," R. ~ '.ti.~' ~ ~ '*i :•{. 'Cd! t : ~ ' f' It ~ . S 4~< 1~ a ~ ~ ~ 'i ~'. !°,Y `~~ _a: 'a.~..u ~ .11, ~:i.. "P S $~fa ~. ~ .. .! .. ~, r ~i CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 3. Building Elevations (Existing Structures) - ;..~+ • •~ _ ... . ...... r ~vs ~~ ar:,aa ~,.,,.r E~°d1~Ti~a° r.i.- Exhibit A ~~' r 1 ~ F ~ S ~ ~ . z L` ' ~ ~~ 7` s ' ~ ; } . s ~ ~ i , 3 i} ` , ~ 9 + _ ~.: 7 4 4 iI ~ i I ~ _ ~ 333} F { i j , ~ ~' ~' T n 1 ~ ; ~ ?n ~ ~ ~, ~ ~ ~ t 1 ~ ; ~ 4' , ;` ~~ ~ f ~' t= ~. ~ t ; ~ .~ Page I O y ~4 Fi ~' ~~ ~~ ~~ ~ r f ~ ~~~ 4 '~ ~ ~ ~~ ~ ~ F Y 1 '~ ~~~~ ~ ~ ~ ~ S~ ~ ~~ i j ~~~ ~ ~ ~ ~ ~ E~ ~' ~~~3 i~ i,e -S ~4,~', ~' s ~"~ ~~, ~ r } s % ~ -0 r' ~ ~ ~ { ~ i ~ '~~ ~ ~ - `i ifi~.. i o. ~~ ~i r [[[ r ~ j ~`- ~ y~ ~ ti E 999 r ~ { ~' ~ g r y t ~- r ~ r t ~ ~ '~~ 1 Y ~~ ~ t ~_ f ~ ~ _ i # ~(` v,, ~ ~ l ~ 7. ~ S,~d ~ ~ ~~ ~ ~~~~ - 7 .~ ~ ~ f- ~.i .R- I 1, ~ _ ~ N l t z ~ ~ {~ ~ { ',, t 9 tiff {~{ ¢¢~ k , r ;a CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 4. Letter from the Idaho Transportation Department Regarding Street Buffer Landscaping along Eagle Road ~~,. 4~, ~6~• bpb ~ iN~AN~ 'radNBP®RTAY`Idri ~~E'ART~9EW'i ~ i'l2. l307C 802$ @aise, !D t~37D7.2b2E f209i 334-8340 °~ Btd.itiaha.gov ,; 9tdp ~{ ember 2t3, 2Q~7 Patrick M1Ac tteegert i'.t3. Brsx 5845 R3aRsa, idaR'to 83705 Vie: 3191J3163 Lenark Street Lend$caiatr~ i?~:ar tvir. t~RcR<eegan, U-le re ynur Rater concemirtg iandsce~Rng within the SH 58 Eagle Rd.} right Caf v~y. Rf you +~ara to R°-ave a desire to Rartd'scafra withirs the righfi of-way you wound be raquRred ttt appRy far s pemlit to do sa. I.T.RB. dace net erscauraga this, as Rand~capir-g may need to Rye remaved t'~et~use of i~ighanray irnpraver~erats atraU°or maRnter~ence. We wauid net rrsplace ar repair the RandscapRng. Landscafitng within the eight of requires maRntenance and this reed to b~X done by sOmeona ether than iT[) persarutsR. We Wauld prefer net to have rmatt iTRD parsannal +~arking Rn the right of -,d~y. Lands:capirsg penults have n iastted in tR~ past but we ~ to disCliurage this Rf possible. if ysau have $ny ~ttestians canceming~ the access pReaae call meet 33a-890'R. - SRncereRy, h~ Ghosts Seniar Ptanner '~' $. R~~~11~ ~ Exhibit A Page 1 ~ 1 S ti s t~ ~ : i f E :9: > k } { i~ X 5~< f r - a 3 y. ~ 'i ~ ~ 8 6 . 4 , x e I ,.; ~ aa .~ . ' D.l '. .t. j - ~ :. ~ . ::.: S R ~'.~ . .. .: u ,.., :. ~t: R~ '.~ .:~~:.: 1'. . : !^ ,; : ; - ':~ .'4 . Y. r' ,~.. ~ , .. .. ;. ~.: ~> - . 4 ~ ,~. ,....,. o :~. ...; .., . E. .) : ''i: .. .. .... - J w. ::i ~:.g :. s .::; i : ~.. ~ y § % i2'' 4.:' if, t `~Y F: , . ; z=: : , ,~ +l e • F ' .-`~ Zv f e.;. . ii•.: t. t. i v F. s [. ~. [[ ~.: t .. t< : ~p ~f . yy 1T T .y- :i. r.iN ~ y' . ;::. ~€ - .:.lw A;.; °.yF. #. 5 ~.-. '.:~X ~': :1 ,' ' ~ %r~ y t £.a .ir;F s. .•F.. , A .J ' ''.. r. '..1 q. 1 ' g ff . ;;ti ; ' ~: ; f ~. ~;: y f ~ , . .. - ..v • . ' p } 1 ;,:, _ r .I. ~ ~•¢ ~ i S ' k 4 b .. ... ~ .: e 4`r !. i '4! r' '~~~.~:: i.,t i _ t 1• z'. j;. ~'f ~ 3 1 i ~`. . a.. ~5:: ;.5~.`1~'.. 'ef .3x;~~' ~ 4 r . i- i•; . S: `Y. .i. q xx • , ... . .c. ~,, f.• •- ;: : :. ~ i ~•<~ _ ;. ,. ~. e :., %t S .ax. - t' t - ~ . ~ ;, ;t -~,. - :; Y'.S`:. I `-i• ~ P . f .~ ... .;. .. .. ..:.. ": ..ui: :.: ..~ 4 ~ ~ ' ,.. - ,. R ......,. :,... ., .~ ,. >.F. - . a t. ~.. .; ,! .. ., ~.: ,... ...: F. ....n .: g.e~ z < ~ , F 4: ,t:. .~~~ ,.`~ . .. . i ' ` a . g s.. . s .t. . $ ,; 5:~: ~..: F : .ey ~ -.::3 T'. .,.f -i' pia y~. ¢ ,: f y a' t r:y i ::.R. E'i : € ':~ . x Y i•: i ~_ j F' r f . {.. x S >T .y... ~j: #. _ is ..~ ~. 'R. i ~.~ . ;. . `~ ' $' '.6 . p.,. ~.~ . :l 7 ' . ~ r ": k•;:. ~.§::. cif. :.~.x } ~ x. F f T f R'': ~ f' :~ `~ y s f ~ _~ . $ x . ;a " • R: ~ .~... x.:.~t ,... `: j 4? - - ... .; .. ,. .. 1. ~. J. q :::. . i' : x - ~ ~ ~ , ~ ~ ~ F } ¢ ~* a. ~.'> ;, . tl:.i, :~~i r :~? ¢' {`J 'iJ.! A• F ~. t i` ~ ~ , r . z. . , 7 :. .__ is .. ... t, i . , :,.... .. .. • . a. .. ,,.:~ .. :: ,.... a ~.~~~ ~ .:.. .;: F . .. S s : .. .. :~.. , . ..y .: 0' r . ... ~::• • .: .., .. 5: . y:.... - { R~ ~.3- : }} .4 : x .: k , . ~.: :. . ,; ::i; ,. ~ ,1. . .. -.. ~. :G ... !• d ~~ I' ; . } ~: 4 ~. ~. %. i ..PiY a CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 B. Comments/Conditions of Approval 1. PLANNING DEPARTMENT 1.1 Rezone -Comments 1.1.1 The legal description for the proposed rezone submitted with the application (prepared on October 4, 2007, by Timothy J. Fox, PLS) shows the property within the existing corporate boundary of the City of Meridian (see Exhibit C). 1.1.2 A Development Agreement (DA) will be required as part of the rezone of this property. Prior to the rezone ordinance approval, a DA shall be entered into between the City of Meridian and the property owner(s) (at the time of rezone ordinance adoption). The Applicant shall contact the City Attorney, Bill Nary, at 898-5506 within one year of Council approval to initiate this process; a fee of $303.00 shall be paid by the applicant to the City Attorney's office prior to commencement of the DA. The DA shall include, at minimum, the following: a. Allowed uses on the subject property shall be as listed in UDC Table 11-2B-2 for the C- G district, except that drinking establishment uses shall be prohibited. b. Anew trash enclosure shall be constructed around the dumpster that complements the overall design of the buildings on the site so that the visual impact of the dumpster is fully contained and out of view from adjacent properties and public streets (UDC 11-3A- 12B). Chainlink fencing, with or without slats does not qualify as a screening material, per UDC 11-3B-SM. c. Construct a minimum 5-foot wide sidewalk adjacent to Lanark Street along the north boundary of this site in accordance with the standards listed in UDC 11-3A-17. d. Construct a 10-foot wide multi-use pathway on the west side of Eagle Road along the full length of the east boundary of the subject property, per UDC 11-3H-4C3. Said pathway shall be constructed within the right-of--way or a public use easement and street lights shall be installed consistent with the Eagle Road Corridor Study. Coordinate the exact location of the pathway with ITD staff. e. With the establishment of a new use(s) on this site, the applicant shall comply with all current UDC standards. f. The Fire Department requires any roadway greater than 150 feet in length that is not provided with an outlet to have an approved turn around. Currently, the site does not have an approved turn around. The applicant shall submit written approval from the Fire Department of an approved turn around with submittal of the Certificate of Zoning Compliance application. g. A Design Review application shall be submitted with any future development application (Conditional Use Permit or Certificate of Zoning Compliance) for this site. h. A Certificate of Zoning Compliance application is required to be submitted for a change in use of the site, prior to commencement of the new use. All required improvements shall be installed prior to occupancy. i. The applicant is not required to construct a 35-foot wide landscape buffer alonE Eagle Road. 2. PUBLIC WORKS DEPARTMENT 2.1 All utilities have been installed with the 2005 CUP for Pacific NW Electric. Exhibit B Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 2.2 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.3 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. 3. FIRE DEPARTMENT 3.1 The Fire Department requires any roadway greater than 150 feet in length that is not provided with an outlet to have an approved turn around. Currently, the site does not have an approved turn around. The applicant shall submit written approval from the Fire Department of an approved turn around with submittal of the Certificate of Zoning Compliance application. 4. POLICE DEPARTMENT 4.1 The Police Department did not submit comments to the Planning Department on this application. 5. PARKS DEPARTMENT 5.1 The Parks Department did not submit comments to the Planning Department on this application. 6. SANITARY SERVICES COMPANY 6.1 Provide an approved turn-around for access to the trash enclosure. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 ACRD did not submit comments on this application. 8. IDAHO TRANSPORTATION DEPARTMENT 8.1 No direct access will be permitted to Eagle Road; access will be from E. Lanark. Exhibit B Page 2 ( ' ~d ~ `d r 4i 1 ~~ i S){ t t d ~ j{ 3 7 k $ 1: i ~ ~ t ~ x~ ~ ~ ~. 3 " i t t ~ it ~.~i, ~ p>: ~ 1 ..b l ~ ;e ~;4 f~ 7~r.f ~t E { . i i r i F ~ ~ ~ s ~• a' ~ B r~ r"fi t aY; " .., ~;. <~ ' .. ` } ~ ' ~. . . kt' t . i ... : a ~ ; ' • ~ ~ { .+~. :? f :~ .ski ..i L.§:.~e'1. '~"` ~i i' ~ , 1 j ,, a'. <v.., y - . Y. .:: .. .. ~:.~ ,i.. :.: ' f a a . . ;- . E." ; . ; i .': i '. L.:: :,~ .t l S .3..,:1 : R..`" ~. . ~ h is . ~ :. - y ..:. : f. ,. f~ t.... ~ •. .r. x.. :. .v.:i .. .. H: . ~. fit.,:: g~ .. ~ ~. ~~ g " . ..? ' ... i .. .f: J i r - ~,~ 4 '} i.~.'. ~. ' ~ ~ ~ { ~. . ~ . 2 . .:..t ..e :`, . .. ::~.. .Y .. ~~.. ..l .. ..• a.a ~ r t . ). e '..+ . Q.• f rs '' i'. r . + . ~'. 1 u '9. t . .. . . ..~. . R` : ~. : i :r ':}. i ~ 2 : v ~;. ' ~a: s 'A. y i i :3 j 1 1^ £.; d $.. :{a i~ t M : i}~~ } ~ . i . JJ t, iii " ~. S'% 4 : ~ s F 3 3 ~ ~i . : p 4 P'' 1 - ( . . : . . : . y S ~' , : ., t.. ^f. l: c . .:. • . . q j . . I ' ^S 1 ` . . ?)...' fit, ~. .. 'S' i t.:'. } :f ~#z ~~ 'r. ~ , r . :. i ~'Y . " . : . ; 1 , , P ~} ~ x ~ ~ ! i' i' *.' f g .~ , i i. . '~£ .. y .i£•C': . .::~ ; . .s: ~:.. .C. ~ .: ; •~~ ~ j a 1 i. ~. . ~}... '' $tic W k.:, al.~c of .§~'~' ~~' i .. . . 1 .~ ; ] . ; i : ~ r; :.f ?. ~,~., p ' ' ', ~ R- . . ". j~ .~'. ~:'.,,: :Z :~' , ~{ ' ~ i;. E ..:.... ) s .: E - . : . g :'. i 3 ' ; ~ : ''~ ~' s 1 • %'. ~. e ~ F! . ::[ :4 (. : f .r t ~'k",' i t t~ ?. 'q :i z: i '~;. !'~c . ~~' ",.. 'fi't` .~'~ # +' 9 i '. .~ ': ~ + ~ ' } [ 7: iw ~. { , j i t : - } . c . ;: • D' •3 i r ~ } ,,{' ~ F ~ `; {:i ~y" .l [ x: , 1 ~ '4~.~ ~ Sit ~ ~ ~~ ~ $ ~ ;' ~a9 . ~ i S TY1: ~ \~ ~ 4r,= i ~ y. . il 5 i -•~ .~ ~~~?i~ c~ `:I"N ~ 1.'4 ~ }~~; . .§ 1 t .. 3 R ?, ... ,; 'R~~~ '~~~ ;7 ~i71.. cwt: `~.~ t ~. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 C. Legal Description & Exhibit Map 48'f~P. S1 ~ i~Z ~ Bb i s ~t ~Edal~;~1837A~t1~-'P9t'z1~0~1-~-TA3? IsJRI~ C.I't4tAf~t PFtOP~#~TY ~1I'~B~FtIP 1`I~AI ~.oT 1 AHD ~, BL~GPC 2 'i #~ plpb ISY~Ia4L isARli ;~1t1P3 A~1~3 ~ ~ OF AtVC~ E.E ~~fRIIt, ~BITED ~~ A ~'~t2Ft tdF TiiE StllJ7ltEJ't87` '1~s 4'+P THE ~t3UTEAST ~q ~Ei:TiOP+t Q~ ~~tIYAJ'~HJg ~tIClFftl#, 4~A1riC3E ~ Ty 3E ~ ~ ~ilTd t3F IA1~„ ~4 li4Ni'1P, ~Y1#~fQ ~ . rs~~:" _ ~ _~"~. Exhibit C Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 ..,~ +~ ice- ,; - i --- ~ . i ~'~. ~~: ~ ~ ~ ~ ~ . `'~ r ~~ a a r ~ ~- id '~ ~ tas c~a O ca ` ~ ~ 3~e~~ ~~k ~ ~ 'fit ~ e~ P j ~ L~! BBB°2B"1~'°' ~~.~~' ;E °- ~.~ r -~`~ ~ , a _. ~E. ~ k pi ,pq~ ,plp~9: _ r - C c3.& _ -. : _ , ~ Exhibit C Page 3 ~ ~ Jan _q ' i ~ 4~ ~ 1 i ~ ~ 8 a .., _ ,f. ~ ~ i ~ ~~ ; `5 ' ~. , ~~ ` ( .^iy.. ~3 .a.P. i . ~ •Y". S S 'S i, .4%~ i ~" ~~~.i „i .F, ; ' a :e `` F~ ~A ~ ( EP i e . 3 ~~ ! < 1Y f i t ~` ; I ' i .,, .n . :~ p :Sis s'~ . a' t r 'i { ~'. it ~~.i:: ' ~~$~ : ~i. ~ . a , .. . , i , - . P ~ ,r, .1 - # {• ( ''~ r~ .s q• .q ~' 4;c ~s`i ~.dr`:~~, a„i +a 1. ~3 1: #"'~ ,•1 .:. .i . . :. ; t ., a: ' . , ~: . ' i r a~ t . t . ~ i q f i . ~` it~ : t~s ~ ~ + 4i ~ '{. ..: ~ .. r :~:it: . .i is ~. i f ,~i ~• .-i.:...q`' '° ii.,.:A s:: ~J •i ,? '~..' s . ; P: ~.~ ¢ ~ , T:. i V s7 . ~ '; , .. s E . : i a ) . e , .t r. ~ . 3 1. Nr . :4 :: i~a ~ };,e '. p :q { i }i' f ~ .~,; ,i °i i•A :'y.7~:i '~ 4y °~~~ ~4 'f Y ~r `F , . ry ~~ •. r . : is ,. . ; rY' f ,r . .• ,r.P. i , t T• h ~ , ..... ....~. ~. :'. ~ .4f k. .+7 ~ f~'?t;° Y i' i _ .::.. ... .. 5. v{{.~~ ~ i i " } .. :~ ' , ' • s ~ ~ 6 - : , r I )) r }} ~ ~. E~ ' k !;?¢ i I '~ } ~ ~': • . . * . t . . ° - : { j a. ; tr . .* t ~: , . y'{ S ~ i '-:a . ^j.r. j a:i j: i 3 t . y .: .;t. .;,. ~; iiy ' £. ~' '-~ • ( l S e. i i t ° { . f , y . , , . : i. M P •A ~ . yy P P~` ' . . ~~± ( ; `.3:` J . }'... i` . 4 .'P` T: 3 ~. ;r ~ s } i :t: ~ _ ,°:i~I f i ~! ~~ n '~ ~~~ ±. i~..~.~ ~,:,i ~~ k. . CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2, 2008 D. Required Findings from Unified Development Code 1. Rezone Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to rezone the subject property from I-L to C-G. The Commission fmds that the proposed zoning map amendment complies with the applicable provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the staff report for more information. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission fmds that the requested C-G zoning for this property would provide for the retail and service needs of the community, as stated in the purpose statement for the commercial districts. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, The Commission fmds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). This finding is not applicable as the applicant is requesting approval of a rezone, not annexation. Exhibit D Page 1 •i {{li i~• (: ' F:i ..,- ~.v fi